7121 21st Ave
Sacramento 95820 · Colonial Manor · City of Sacramento · Coordinates: 38.53252, -121.42061
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $410,000 ($361,000–$459,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,970 sq ft lot. Local precedent is active with 4 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$11,488 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Dec 12, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: South East Tahoe Park (0.49 mi W, entitled). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$5,124/yr at $410,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$427/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- 6,970 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03016
- Addresses on lot:
- 7121 21ST AVE
Zoning & Land Use
R-1 — Single-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 6,970 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone X: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0195H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $361,000 – $459,000 · Status: Off market
HUD Small Area FMR (ZIP 95820) · FY 2026
Studio $1,530 · 1BR $1,610 · 2BR $1,980 · 3BR $2,640 · 4BR $3,040
Nearby Activity (½ mile radius, since November 2024)
17 active or recent development projects (17 housing units across completed, permitted, and pipeline stages) and 505 total building permits recorded within ½ mile.
- New construction17 permits (12 units)
- Adds housing (ADU)15 permits (16 units)
- Demolition1 permit
- Additions & renovations24 permits
- Building systems422 permits
- Repairs10 permits
- Other16 permits
Developments Deserving Closer Investigation & Active Area Builders
- South East Tahoe Park (Entitled)0.49 mi W
In "Entitled" for 6.8 yr (since Jan 9, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (28 housing units, 3 deed-restricted affordable across 0 permits).
- New home at 7501 17th Ave (Fee estimate)0.4 mi NE
In "Fee estimate" for 5.2 yr (since Aug 17, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 4051 69th St (Entitled)0.42 mi N
In "Entitled" for 2.1 yr (since Sep 24, 2024), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- Accessory dwelling unit at 4401 65th St (In review)0.46 mi NW
In "In review" for 7 mo (since Apr 28, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Syntrol Plumbing Heating And Air (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Phoenix Energy Solutions (1 on parcel, 1 in ½ mi · Solar / battery storage); Express Plumbing And Rooter (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); American Home Energy Savers (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Pacific Builders (7 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2326401 | Plumbing / water heater / sewer | Finaled | Iss. Dec 12, 2023 | $3,150 | Change-out installation of Gas - 030 gallon to Electric - 052 gallon, located inside building, screening not required. |
| RES-1811882 | Plumbing / water heater / sewer | Finaled | Iss. Jun 21, 2018 | $4,847 | AA: Sewer Service replacement or repair, Dig and Bury 60 L.F. Carbon monoxide & Smoke alarms required. Reference CRC … |
| RES-1721449 | Remodel / interior alteration | Finaled | Iss. Nov 21, 2017 | $19,000 | EXPEDITED - Install (N) Solaredge Auto Transformer, (N) Solaredge Meter, (N) 125A End Fed 240VAC sub panel, (N) LG RESU1… |
| RES-1716902 | Remodel / interior alteration | Withdrawn | Iss. Sep 19, 2017 | $8,000 | Install new solaredge storage and battery for PV system. “Water conserving fixtures are required to be installed through… |
| RES-1600898 | Solar / battery storage | Finaled | Iss. Jan 22, 2016 | $12,000 | Install 2.55 DC KW Rooftop Solar PV System, and 0gal Solar WH System (water heater installed null). Carbon monoxide & Sm… |